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CRCP: unstick crexi->broker-direct substitution + add Encore/Trinity own-site feeds

41624725fa9f4ab2e9acf7304da7e4a34844085d · 2026-08-25 11:31:14 -0700 · Steve Abrams

- Fix mergedRanked guard: 8,796 crexi rows carried _sourced:crexi-active-book and were
  wrongly skipped as broker-direct, so 74% of crexi links could never be substituted.
  Skip only rows already source_of_truth=broker-direct in-pass.
- Firm-agreement guard (exact firmKey) on substitution: prevents city-blind address
  collisions mis-linking a row to the wrong firm (removed ~58 wrong swaps).
- resolve-broker-direct.js: generic per-firm resolver (BuildOut/WP-REST adapters) that
  matches a firm's own-site inventory to THAT firm's crexi rows by address; uses the
  feed's authoritative show_link permalink (not a constructed URL). Adds Encore + Trinity.
Result: 223 firm-verified crexi links now point to the broker's own listing page, 0 mismatches.

Files touched

• A data/encore-listings.json
• A data/trinity-listings.json
• A scripts/resolve-broker-direct.js
• M scripts/serve.js

Diff

commit 41624725fa9f4ab2e9acf7304da7e4a34844085d
Author: Steve Abrams <steve@designerwallcoverings.com>
Date:   Tue Aug 25 11:31:14 2026 -0700

    CRCP: unstick crexi->broker-direct substitution + add Encore/Trinity own-site feeds
    
    - Fix mergedRanked guard: 8,796 crexi rows carried _sourced:crexi-active-book and were
      wrongly skipped as broker-direct, so 74% of crexi links could never be substituted.
      Skip only rows already source_of_truth=broker-direct in-pass.
    - Firm-agreement guard (exact firmKey) on substitution: prevents city-blind address
      collisions mis-linking a row to the wrong firm (removed ~58 wrong swaps).
    - resolve-broker-direct.js: generic per-firm resolver (BuildOut/WP-REST adapters) that
      matches a firm's own-site inventory to THAT firm's crexi rows by address; uses the
      feed's authoritative show_link permalink (not a constructed URL). Adds Encore + Trinity.
    Result: 223 firm-verified crexi links now point to the broker's own listing page, 0 mismatches.
---
 data/encore-listings.json        |   1 +
 data/trinity-listings.json       |   1 +
 scripts/resolve-broker-direct.js | 133 +++++++++++++++++++++++++++++++++++++++
 scripts/serve.js                 |  22 ++++++-
 4 files changed, 156 insertions(+), 1 deletion(-)

diff --git a/data/encore-listings.json b/data/encore-listings.json
new file mode 100644
index 0000000..59d2e6a
--- /dev/null
+++ b/data/encore-listings.json
@@ -0,0 +1 @@
+{"firm":"Encore Real Estate Investment Services","source":"https://encoreinvestmentrealestate.com","scraped_at":"2026-08-25T18:28:41.182Z","inventory_seen":100,"crexi_rows":116,"matched":52,"count":52,"listings":[{"id":"bd-encore-17410ecorserd","address":"17410 ECORSE RD","city":"Allen Park","zip":"48101","type":"Retail","price":491472,"units":1,"cap_rate":6.25,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Deno Bistolarides","broker_agents":["Deno Bistolarides"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1620295-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-1040ntowerlinerd","address":"1040 N Towerline Rd","city":"Saginaw","zip":"49601","type":"Multifamily","price":1077720,"units":1,"cap_rate":10,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Deno Bistolarides","broker_agents":["Deno Bistolarides"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1619560-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-405smichiganave","address":"405 S Michigan Ave","city":"Saginaw","zip":"48602","type":"Retail","price":1000000,"units":1,"cap_rate":7.8,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Deno Bistolarides","broker_agents":["Deno Bistolarides"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1616302-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-3475apalacheepkwy","address":"3475 APALACHEE PKWY","city":"Tallahassee","zip":"32311","type":"Retail","price":2996766,"units":1,"cap_rate":5.35,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Aliyah Rouls","broker_agents":["Aliyah Rouls"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1486877-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-13390yorkrd","address":"13390 York Road","city":"North Royalton","zip":"44133","type":"Retail","price":1158000,"units":1,"cap_rate":7.85,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Leonard Minuto","broker_agents":["Leonard Minuto"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1449970-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-11297floridablvd","address":"11297 Florida Blvd","city":"Baton Rouge","zip":"70815","type":"Retail","price":2199990,"units":1,"cap_rate":10,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Deno Bistolarides","broker_agents":["Deno Bistolarides"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1331002-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-3700willistonrd","address":"3700 Williston Rd","city":"Northwood","zip":"43619","type":"Retail","price":2658000,"units":1,"cap_rate":6.75,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Dante Hargis","broker_agents":["Dante Hargis"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1151245-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-440edixiedr","address":"440 E Dixie Dr","city":"Asheboro","zip":"27203","type":"Retail","price":2890000,"units":1,"cap_rate":5,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Dante Hargis","broker_agents":["Dante Hargis"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1044978-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-1880slimestonest","address":"1880 S Limestone St","city":"Springfield","zip":"45505","type":"Retail","price":2341000,"units":1,"cap_rate":10.5,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Dante Hargis","broker_agents":["Dante Hargis"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1024576-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-5439roanrd","address":"5439 Roan Road","city":"Sylvania","zip":"43560","type":"Multifamily","price":450000,"units":1,"cap_rate":null,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Hunter Rupp","broker_agents":["Hunter Rupp"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1662147-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-4765jacksonrd","address":"4765 Jackson Rd","city":"Ann Arbor","zip":"48103","type":"Retail","price":2699000,"units":1,"cap_rate":7.26,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Deno Bistolarides","broker_agents":["Deno Bistolarides"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1629829-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-1408wmainst","address":"1408 W MAIN ST","city":"Fremont","zip":"49412","type":"Retail","price":2168000,"units":1,"cap_rate":6.35,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Deno Bistolarides","broker_agents":["Deno Bistolarides"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1667889-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-7536dunedinst","address":"7536 DUNEDIN ST","city":"Detroit","zip":"48206","type":"Multifamily","price":2163000,"units":1,"cap_rate":7.25,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Eric Reed","broker_agents":["Eric Reed"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1634951-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-2224woodvillerd","address":"2224 Woodville Road","city":"Oregon","zip":"43616","type":"Retail","price":1499392,"units":1,"cap_rate":6.75,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Ryan Vinco","broker_agents":["Ryan Vinco"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1666654-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-5444schultzdr","address":"5444 Schultz Dr","city":"Sylvania","zip":"43560","type":"Multifamily","price":775000,"units":1,"cap_rate":null,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Hunter Rupp","broker_agents":["Hunter Rupp"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1607709-lease","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-1810maplewoodave","address":"1810 Maplewood Ave","city":"Flint","zip":"48506","type":"Retail","price":1025000,"units":1,"cap_rate":8.78,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Deno Bistolarides","broker_agents":["Deno Bistolarides"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1610702-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-3989slapeerrd","address":"3989 S Lapeer Rd","city":"Metamora","zip":"48455","type":"Retail","price":1760000,"units":1,"cap_rate":3.75,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Deno Bistolarides","broker_agents":["Deno Bistolarides"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1575990-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-9566clarkdr","address":"9566 Clark Dr","city":"Rossford","zip":"43551","type":"Multifamily","price":1850000,"units":1,"cap_rate":null,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Hunter Rupp","broker_agents":["Hunter Rupp"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1561075-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-8257wcentralave","address":"8257 W Central Ave","city":"Toledo","zip":"43617","type":"Multifamily","price":775000,"units":1,"cap_rate":null,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Hunter Rupp","broker_agents":["Hunter Rupp"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1561074-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-1727andersonrd","address":"1727 Anderson Rd","city":"Petoskey","zip":"49770","type":"Multifamily","price":1750000,"units":1,"cap_rate":null,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Ryan Vinco","broker_agents":["Ryan 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Real Estate Investment Services","broker_agent":"Kaleb Rupp","broker_agents":["Kaleb Rupp"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1513040-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-6235limard","address":"6235 Lima Rd","city":"Fort Wayne","zip":"46818","type":"Retail","price":11000000,"units":1,"cap_rate":5.24,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Brandon Abdelnour","broker_agents":["Brandon Abdelnour"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1502543-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-8133southernblvd","address":"8133 Southern Blvd","city":"West Palm 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Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Hunter Rupp","broker_agents":["Hunter Rupp"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1249455-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-3170elizabethlakerd","address":"3170 ELIZABETH LAKE RD","city":"Waterford","zip":"48328","type":"Retail","price":875000,"units":1,"cap_rate":null,"status":"Active","firm":"Encore Real Estate Investment Services","broker_firm":"Encore Real Estate Investment Services","broker_agent":"Deno Bistolarides","broker_agents":["Deno Bistolarides"],"source":"https://encoreinvestmentrealestate.com/listings/?propertyId=1656058-sale","source_host":"encoreinvestmentrealestate.com","source_of_truth":"broker-direct","_sourced":"encore","_matchedFrom":"crexi"},{"id":"bd-encore-5784wushwy10","address":"5784 W Us Highway 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diff --git a/data/trinity-listings.json b/data/trinity-listings.json
new file mode 100644
index 0000000..cf4f6ce
--- /dev/null
+++ b/data/trinity-listings.json
@@ -0,0 +1 @@
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Hwy","city":"Alpharetta","zip":"30004","type":"Retail","price":2522400,"units":1,"cap_rate":null,"status":"Active","firm":"Trinity Real Estate Investment Services","broker_firm":"Trinity Real Estate Investment Services","broker_agent":"Branson Blackburn","broker_agents":["Branson Blackburn"],"source":"https://trinityreis.com/listing/6130-atlanta-hwy/","source_host":"trinityreis.com","source_of_truth":"broker-direct","_sourced":"trinity","_matchedFrom":"crexi"},{"id":"bd-trinity-405smainst","address":"405 South Main St","city":"Monahans","zip":"79756","type":"Retail","price":2376685,"units":1,"cap_rate":null,"status":"Active","firm":"Trinity Real Estate Investment Services","broker_firm":"Trinity Real Estate Investment Services","broker_agent":"Branson Blackburn","broker_agents":["Branson Blackburn"],"source":"https://trinityreis.com/listing/405-south-main-st-2/","source_host":"trinityreis.com","source_of_truth":"broker-direct","_sourced":"trinity","_matchedFrom":"crexi"},{"id":"bd-trinity-s14thst","address":"S 14th St","city":"Kingsville","zip":null,"type":"Retail","price":1750000,"units":1,"cap_rate":null,"status":"Active","firm":"Trinity Real Estate Investment Services","broker_firm":"Trinity Real Estate Investment Services","broker_agent":"Cody Crist","broker_agents":["Cody Crist"],"source":"https://trinityreis.com/listing/s-14th-st/","source_host":"trinityreis.com","source_of_truth":"broker-direct","_sourced":"trinity","_matchedFrom":"crexi"},{"id":"bd-trinity-2wrossln","address":"2 W Ross Ln","city":"Tilton","zip":"61833","type":"Multifamily","price":250000,"units":1,"cap_rate":null,"status":"Active","firm":"Trinity Real Estate Investment Services","broker_firm":"Trinity Real Estate Investment Services","broker_agent":"Austin Walsh","broker_agents":["Austin Walsh"],"source":"https://trinityreis.com/listing/2-w-ross-ln/","source_host":"trinityreis.com","source_of_truth":"broker-direct","_sourced":"trinity","_matchedFrom":"crexi"},{"id":"bd-trinity-103millenniumparkdr","address":"103 Millennium Park Drive","city":"Bismarck","zip":"71929","type":"Retail","price":4541000,"units":1,"cap_rate":null,"status":"Active","firm":"Trinity Real Estate Investment Services","broker_firm":"Trinity Real Estate Investment Services","broker_agent":"Cody Crist","broker_agents":["Cody Crist"],"source":"https://trinityreis.com/listing/103-millennium-park-dr/","source_host":"trinityreis.com","source_of_truth":"broker-direct","_sourced":"trinity","_matchedFrom":"crexi"},{"id":"bd-trinity-611wchambersdr","address":"611 W Chambers Dr","city":"Booneville","zip":null,"type":"Retail","price":698225,"units":1,"cap_rate":null,"status":"Active","firm":"Trinity Real Estate Investment Services","broker_firm":"Trinity Real Estate Investment Services","broker_agent":"Cody Crist","broker_agents":["Cody Crist"],"source":"https://trinityreis.com/listing/611-w-chambers-dr/","source_host":"trinityreis.com","source_of_truth":"broker-direct","_sourced":"trinity","_matchedFrom":"crexi"},{"id":"bd-trinity-5581hwy71s","address":"5581 Hwy 71 S","city":"Cove","zip":"71937","type":"Retail","price":921465,"units":1,"cap_rate":null,"status":"Active","firm":"Trinity Real Estate Investment Services","broker_firm":"Trinity Real Estate Investment Services","broker_agent":"Cody Crist","broker_agents":["Cody Crist"],"source":"https://trinityreis.com/listing/5581-hwy-71-s/","source_host":"trinityreis.com","source_of_truth":"broker-direct","_sourced":"trinity","_matchedFrom":"crexi"},{"id":"bd-trinity-225ntempledr","address":"225 N Temple Dr","city":"Diboll","zip":"75941","type":"Retail","price":640000,"units":1,"cap_rate":null,"status":"Active","firm":"Trinity Real Estate Investment Services","broker_firm":"Trinity Real Estate Investment Services","broker_agent":"Cody Crist","broker_agents":["Cody Crist"],"source":"https://trinityreis.com/listing/225-n-temple-dr/","source_host":"trinityreis.com","source_of_truth":"broker-direct","_sourced":"trinity","_matchedFrom":"crexi"},{"id":"bd-trinity-1003emilamst","address":"1003 E Milam St","city":"Mexia","zip":"76667","type":"Retail","price":648310,"units":1,"cap_rate":null,"status":"Active","firm":"Trinity Real Estate Investment Services","broker_firm":"Trinity Real Estate Investment Services","broker_agent":"Cody Crist","broker_agents":["Cody Crist"],"source":"https://trinityreis.com/listing/1003-e-milam-st/","source_host":"trinityreis.com","source_of_truth":"broker-direct","_sourced":"trinity","_matchedFrom":"crexi"},{"id":"bd-trinity-1510nmainst","address":"1510 N Main St","city":"Benton","zip":null,"type":"Retail","price":300000,"units":1,"cap_rate":null,"status":"Active","firm":"Trinity Real Estate Investment Services","broker_firm":"Trinity Real Estate Investment Services","broker_agent":"Gunnar Edlund","broker_agents":["Gunnar Edlund"],"source":"https://trinityreis.com/listing/1510-n-main-st/","source_host":"trinityreis.com","source_of_truth":"broker-direct","_sourced":"trinity","_matchedFrom":"crexi"},{"id":"bd-trinity-28nky3438","address":"28 N KY 3438","city":"Barbourville","zip":"40906","type":"Retail","price":1076125,"units":1,"cap_rate":null,"status":"Active","firm":"Trinity Real Estate Investment Services","broker_firm":"Trinity Real Estate Investment Services","broker_agent":"Branson Blackburn","broker_agents":["Branson Blackburn"],"source":"https://trinityreis.com/listing/28-n-ky-3438/","source_host":"trinityreis.com","source_of_truth":"broker-direct","_sourced":"trinity","_matchedFrom":"crexi"},{"id":"bd-trinity-306wjeffersonst","address":"306 W Jefferson St","city":"Jackson","zip":null,"type":"Retail","price":636740,"units":1,"cap_rate":null,"status":"Active","firm":"Trinity Real Estate Investment Services","broker_firm":"Trinity Real Estate Investment Services","broker_agent":"Branson Blackburn","broker_agents":["Branson Blackburn"],"source":"https://trinityreis.com/listing/306-w-jefferson-st/","source_host":"trinityreis.com","source_of_truth":"broker-direct","_sourced":"trinity","_matchedFrom":"crexi"},{"id":"bd-trinity-1008sbrooksst","address":"1008 South Brooks Street","city":"Brazoria","zip":"77422","type":"Retail","price":800000,"units":1,"cap_rate":null,"status":"Active","firm":"Trinity Real Estate Investment Services","broker_firm":"Trinity Real Estate Investment Services","broker_agent":"Branson Blackburn","broker_agents":["Branson Blackburn"],"source":"https://trinityreis.com/listing/1008-s-brooks-st/","source_host":"trinityreis.com","source_of_truth":"broker-direct","_sourced":"trinity","_matchedFrom":"crexi"}]}
\ No newline at end of file
diff --git a/scripts/resolve-broker-direct.js b/scripts/resolve-broker-direct.js
new file mode 100644
index 0000000..7da327b
--- /dev/null
+++ b/scripts/resolve-broker-direct.js
@@ -0,0 +1,133 @@
+#!/usr/bin/env node
+// resolve-broker-direct.js — GENERIC "use Crexi for the address, then link the broker's OWN listing"
+// resolver (Steve 2026-08-25). For each configured firm we fetch that firm's OWN active inventory from
+// its own site's structured feed (BuildOut plugin JSON or a WordPress REST `listing` endpoint), then
+// CROSS-REFERENCE it against THAT FIRM's crexi-sourced rows in data/ranked.json by canonical address.
+// We emit a broker-direct feed row ONLY for a confirmed firm+address match — so serve.js's address-keyed
+// substitution (mergedRanked) swaps the crexi link for the firm's own listing page, and can never
+// mis-link across firms (the feed only ever contains that firm's real, matched addresses).
+//
+// Why match here (not in serve.js): ranked rows have no `state`, and serve.js matches address-only.
+// Loading a firm's whole NATIONAL book and letting address-only matching run would risk same-street
+// collisions. Matching against the firm's OWN crexi rows makes each substitution firm-correct with no
+// serve.js change and no geo guessing.
+//
+// Output: one data/<slug>-listings.json per firm (auto-discovered + substituted by serve.js). $0,
+// feed-first, no browser. Usage: node scripts/resolve-broker-direct.js [firmSlug]   (omit = all firms)
+'use strict';
+const fs = require('fs');
+const path = require('path');
+const DATA = path.join(__dirname, '..', 'data');
+const UA = 'Mozilla/5.0 (Macintosh; Intel Mac OS X 10_15_7) AppleWebKit/537.36 (KHTML, like Gecko) Chrome/126.0 Safari/537.36';
+
+// ── Canonical address key — MUST match serve.js mergedRanked() addrKey exactly so feed rows align. ──
+const SUF = { boulevard: 'blvd', avenue: 'ave', street: 'st', drive: 'dr', road: 'rd', place: 'pl',
+  court: 'ct', lane: 'ln', terrace: 'ter', parkway: 'pkwy', highway: 'hwy', square: 'sq', circle: 'cir',
+  north: 'n', south: 's', east: 'e', west: 'w' };
+const addrKey = a => String(a || '').toLowerCase()
+  .replace(/\b(boulevard|avenue|street|drive|road|place|court|lane|terrace|parkway|highway|square|circle|north|south|east|west)\b/g, m => SUF[m])
+  .replace(/[^a-z0-9]/g, '');
+
+// Normalize a firm name for fuzzy matching against ranked broker_firm (office suffixes / legal noise stripped).
+const firmKey = s => String(s || '').toLowerCase()
+  .replace(/\s*[-–|].*$/, '')                                   // drop "- Los Angeles", "| Americas HQ"
+  .replace(/\b(inc|llc|lp|corp|company|co|group|brokerage|services|service|investment|investments|real estate|realty|partners|advisors|commercial|the)\b/g, ' ')
+  .replace(/[^a-z0-9]/g, '');
+const clean = s => String(s == null ? '' : s).replace(/\s+/g, ' ').trim();
+const num = s => { const n = parseFloat(String(s == null ? '' : s).replace(/[^0-9.]/g, '')); return isNaN(n) ? null : n; };
+
+// ── Per-firm adapters. Each returns a list of {address, city, zip, price, url, type, units, cap_rate}. ──
+async function buildoutAdapter(key, ownDomain) {
+  const r = await fetch(`https://buildout.com/plugins/${key}/inventory.json`,
+    { headers: { 'User-Agent': UA, Accept: 'application/json', Referer: 'https://www.google.com/' } });
+  if (!r.ok) throw new Error('buildout inventory HTTP ' + r.status);
+  const j = await r.json();
+  const inv = Array.isArray(j.inventory) ? j.inventory : [];
+  const attr = (ia, label) => Array.isArray(ia)
+    ? ((ia.find(x => Array.isArray(x) && String(x[0]).toLowerCase() === label.toLowerCase()) || [])[1] || null) : null;
+  return inv.filter(it => it.address && it.id && !/true/i.test(String(it.closed)) && !/true/i.test(String(it.under_contract)))
+    .map(it => ({
+      address: clean(it.address),
+      city: clean(it.city), zip: clean(it.zip),
+      price: (() => { const m = String(attr(it.index_attributes, 'Price') || '').match(/([0-9][0-9,]*)/); return m ? num(m[1]) : null; })(),
+      cap_rate: (() => { const c = attr(it.index_attributes, 'Cap Rate'); return c ? num(c) : null; })(),
+      units: (() => { const u = attr(it.index_attributes, 'Units') || attr(it.index_attributes, '# of Units'); return u ? parseInt(u, 10) || null : null; })(),
+      type: clean(it.property_sub_type_name) || null,
+      // Use the feed's OWN authoritative deep-link (it.show_link = the firm's own-site listing page,
+      // e.g. https://<firm>/listings/?propertyId=<realId>-sale). NEVER construct from it.id — that is the
+      // inventory item id, NOT the propertyId in show_link, so a constructed URL lands on the generic
+      // listings index (Cody-caught 2026-08-25). Only fall back to a constructed URL if show_link is absent.
+      url: clean(it.show_link) || clean(it.also_for_sale_or_lease_url) ||
+        (ownDomain ? `https://${ownDomain}/listings/?propertyId=${it.id}-sale` : `https://buildout.com/plugins/${key}/inventory/${it.id}-sale`),
+      broker: clean(it.broker) || null,
+    }));
+}
+
+async function wpRestAdapter(base) {
+  const out = [];
+  for (let page = 1; page <= 20; page++) {
+    const r = await fetch(`${base}?per_page=100&page=${page}`, { headers: { 'User-Agent': UA, Accept: 'application/json' } });
+    if (!r.ok) break;
+    const j = await r.json();
+    if (!Array.isArray(j) || !j.length) break;
+    for (const it of j) {
+      const address = clean((it.title && (it.title.rendered || it.title)) || it.slug || '').replace(/&#8211;|&#8217;|&amp;/g, ' ');
+      const url = clean(it.link);
+      if (address && url) out.push({ address, city: '', zip: '', price: null, cap_rate: null, units: null, type: null, url, broker: null });
+    }
+    if (j.length < 100) break;
+  }
+  return out;
+}
+
+// ── Firm registry. Add a firm = add one row. ──
+const FIRMS = [
+  { slug: 'encore', firm: 'Encore Real Estate Investment Services', match: /encore/i,
+    domain: 'encoreinvestmentrealestate.com', adapter: () => buildoutAdapter('041108eca33c6111d9c012e0a6cac482accb601b', 'encoreinvestmentrealestate.com') },
+  { slug: 'trinity', firm: 'Trinity Real Estate Investment Services', match: /trinity real estate/i,
+    domain: 'trinityreis.com', adapter: () => wpRestAdapter('https://trinityreis.com/wp-json/wp/v2/listing') },
+];
+
+(async () => {
+  const only = process.argv[2];
+  const { ranked } = JSON.parse(fs.readFileSync(path.join(DATA, 'ranked.json'), 'utf8'));
+  const isCrexi = r => /crexi\.com/.test(r.source || '');
+  let grand = 0;
+  for (const F of FIRMS) {
+    if (only && only !== F.slug) continue;
+    // This firm's crexi rows, indexed by canonical address.
+    const fk = firmKey(F.firm);
+    const crx = ranked.filter(r => isCrexi(r) && firmKey(r.broker_firm) === fk);
+    const byAddr = new Map();
+    crx.forEach(r => { const k = addrKey(r.address); if (k) byAddr.set(k, r); });
+    let inv;
+    try { inv = await F.adapter(); } catch (e) { console.error(`  ${F.firm}: adapter FAILED — ${e.message}`); continue; }
+    const listings = [], usedKeys = new Set();
+    for (const it of inv) {
+      const k = addrKey(it.address);
+      if (!k || !byAddr.has(k) || usedKeys.has(k)) continue;   // confirmed firm+address match only
+      usedKeys.add(k);
+      const cr = byAddr.get(k);
+      listings.push({
+        id: `bd-${F.slug}-${k.slice(0, 40)}`,
+        address: cr.address, city: it.city || cr.city || '', zip: it.zip || cr.zip || null,
+        type: cr.type || it.type || 'Commercial',
+        price: cr.price != null ? cr.price : it.price,
+        units: cr.units != null ? cr.units : it.units,
+        cap_rate: cr.cap_rate != null ? cr.cap_rate : it.cap_rate,
+        status: 'Active',
+        firm: F.firm, broker_firm: F.firm,
+        broker_agent: it.broker || cr.broker_agent || null,
+        broker_agents: it.broker ? [it.broker] : (cr.broker_agents || []),
+        source: it.url, source_host: F.domain, source_of_truth: 'broker-direct',
+        _sourced: F.slug, _matchedFrom: 'crexi',
+      });
+    }
+    const payload = { firm: F.firm, source: `https://${F.domain}`, scraped_at: new Date().toISOString(),
+      inventory_seen: inv.length, crexi_rows: crx.length, matched: listings.length, count: listings.length, listings };
+    fs.writeFileSync(path.join(DATA, `${F.slug}-listings.json`), JSON.stringify(payload));
+    console.log(`${F.firm}: inventory=${inv.length}, crexi rows=${crx.length}, MATCHED+substituted=${listings.length} -> data/${F.slug}-listings.json`);
+    grand += listings.length;
+  }
+  console.log(`\nTotal broker-direct substitutions written: ${grand}`);
+})().catch(e => { console.error('resolve-broker-direct FAILED:', e.message); process.exit(1); });
diff --git a/scripts/serve.js b/scripts/serve.js
index dbce874..cd0a49d 100644
--- a/scripts/serve.js
+++ b/scripts/serve.js
@@ -2232,6 +2232,12 @@ function mergedRanked() {
     .replace(/[^a-z0-9]/g, '');
   const idxByAddr = new Map();
   ranked.forEach((r, i) => { const k = addrKey(r); if (k && !idxByAddr.has(k)) idxByAddr.set(k, i); });
+  // Firm key for the substitution firm-agreement guard: office suffixes + legal noise stripped so
+  // "Marcus & Millichap - Encino" and "Marcus & Millichap" collapse equal, but two DIFFERENT firms stay apart.
+  const firmKey = s => String(s || '').toLowerCase()
+    .replace(/\s*[-–|].*$/, '')
+    .replace(/\b(inc|llc|lp|corp|company|co|group|brokerage|services|service|investment|investments|real estate|realty|partners|advisors|commercial|the)\b/g, ' ')
+    .replace(/[^a-z0-9]/g, '');
 
   // Steve 2026-08-18: "sub out crexi if found in data" — a broker-DIRECT listing (the firm's own site,
   // real permalink + attribution, higher trust) SUBSTITUTES the aggregator row for the same property
@@ -2244,7 +2250,21 @@ function mergedRanked() {
       const k = addrKey(row); if (!k) continue;
       if (idxByAddr.has(k)) {
         const i = idxByAddr.get(k); const ex = ranked[i];
-        if (ex._sourced) continue;                 // already a broker-direct row → don't double-sub
+        // Only skip a row ALREADY made broker-direct in this pass (real double-sub guard). NOT any
+        // _sourced marker: crexi-origin rows carry _sourced:'crexi-active-book' (from the crawl-broker
+        // active-book pass) while their source is still a Crexi link — the old `if(ex._sourced)` skip
+        // wrongly treated those ~8.8k rows as broker-direct, so they could NEVER be substituted. (Steve
+        // 2026-08-25: "still see a ton of crexi … get listing from broker site".)
+        if (ex.source_of_truth === 'broker-direct') continue;
+        // Firm-agreement guard (Cody-gated 2026-08-25): only swap the link when the broker-direct feed's
+        // firm agrees with the crexi row's LISTED firm (or the crexi row has no firm). Without this, a
+        // city-blind address collision mis-links e.g. a KW-Hollywood-Hills row to Lyon Stahl's page — a
+        // WRONG broker link, worse than a Crexi link. Removed ~58 mismatched swaps (20% of substitutions).
+        // EXACT firm-key equality only (Cody/codex-gated 2026-08-25): substring matching false-matched
+        // distinct firms ("national" ⊂ "nationalassociation…"). firmKey already collapses office variants
+        // ("Marcus & Millichap - Encino" → "marcusmillichap") via the dash-strip, so exact-equality suffices.
+        const cf = firmKey(ex.broker_firm), ff = firmKey(row.broker_firm || row.firm);
+        if (cf && ff && cf !== ff) continue;
         ranked[i] = { ...ex,
           source: row.source, source_host: row.source_host, source_of_truth: 'broker-direct',
           broker_firm: row.broker_firm || ex.broker_firm, firm: row.firm || ex.firm,

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